Housing Major Works Programme

Current Projects 

Retrofitted Water Suppression Sprinklers Installation to the Point Blocks

The retrofit sprinklers project aims to install fire supressing sprinklers, and heat activated fire alarms inside all flats within East Point, Centre Point, and West Point to protect residents in the unlikely event of a fire. 

Each flat's sprinkler heads and pipes will be independent from each other and having block-wide installation will enhance the overall building safety. 

Works continue to move through the individual flats, with over 90% of the flats in East Point now entered. The works to Centre point have now started with booking of appointments in this block with over 47%.

There was a temporary stoppage of water across all the Point blocks, this took place in early July, bottles of water were provided to each property during the stoppage.

A ‘Meet the Contractor’ event was held on the 24 May for the residents on the Point blocks.

Please contact PPCR. if you have any questions relating to the Sprinklers project. 

Fire Door Replacement Programme (all blocks excluding Twelve Acres)

A programme of works to replace all front entrance doors, including communal corridor fire doors and fire escape doors. 

Appointments are now being booked, and installations commenced from 2 May 2023. 

Future Projects

George Elliston and Eric Wilkins House - Replacement of Roof, Windows, and additional Works. 

The replacement of roofs and windows and external repairs to George Elliston and Eric Wilkins House. 

The City Corporation intended to widen this project to include energy efficiency works alongside the replacement of roofs and windows, external brickwork repair, possible lift works and works to communal areas. However, due to the existing condition of certain facilities, the focus is now on lifts, roofs, and windows, with other works to be considered at a later date. 

The City Corporation have invited companies to undertake the role of the Principal Designer and we hope to appoint this position in the coming month.  This will then enable the City Corporation to progress the project. 

MUGA (Ball Games Area) 

The renewal of the surfacing, fencing and facilities of the ball games area.

The City Corporation obtained a report on how trees are affecting the MUGA and what can be done to prevent future damage once facilities are renewed. Options need to be considered in the context of users’ safety, environmental concerns, and the current financial position. Further liaison with Southwark Council may be required to establish what may be done with regards to trees whose roots affect the surfacing and what can be done to mitigate this, in order to find the best overall solution.

Current Projects

Fire Door Replacement 

A programme of works to replace all front entrance doors, including communal corridor fire doors and fire escape doors. 

The budget has now been set up, and the order for the installation of the doors have been sent to Gerda who have been contracted to install the doors. 

The fire doors will be installed on the following estates, Dron House, William Blake and Sumner Buildings. The order in which estates are to be worked in, is currently being discussed. 

Following site set up Gerda will start to contact residents for an appointment to be made for the door replacement.  

Current Projects

Great Arthur House - Curtain Wall

The City Corporation is still trying to resolve the outstanding issues of balcony door handles and brush seals. So far, suggested solutions from Engie/Equans have not been acceptable to the City Corporation and John Roberson Architects. We will continue to pursue this matter and update residents as soon as we have any further news.  

Window Replacement Programme (Including Wider Redecorations)

The renewal of windows and redecoration of internal and external common parts. 

Crescent House Pilot Project

The scaffold has been erected to the front and rear of the property, allowing full access to the exterior of the building.  This has enabled the design team and a number of other professionals to undertake the first phase of work in the pilot project.  This initial phase of work has been entirely based on understanding and measuring the existing windows.  The following investigative works have been undertaken:

MOLA (Museum of London Archaeology) have carried out a detailed photographic survey of the existing windows. 

BRE (Building Research Establishment) have carried out their initial airtightness testing of the overall flat and the exiting window (including smoke investigation), thermographic survey of the windows and internal and external acoustic testing. 

Build Check have carried out water tightness testing on the existing window frames. 

This work will enable the design team to more fully understand the condition and performance of the existing windows and give a benchmark to measure the performance of the vacuum glazing, double glazing, and triple glazing.

The next phase of works will include removing the existing single glazing to measure and template for the vacuum glass and then to start the process of stripping the paint from the existing frames to establish the condition of the timber. 

Crescent House Windows Inspection and Survey

The survey is an important part of ensuring that the project team has the most up to date condition of the windows in Crescent House and that we can identify as many repairs as practically possible.

City Corporation has commissioned Hallas & Co West to undertake internal surveys of the windows and, external surveys via abseil. Hallas & Co West started these surveys on the 29 May and aim to complete the surveys by the 21 July 2023. The external surveys started on 12 June and internal surveys from 3rd July. These surveys are vital in understanding the present condition of the windows.

Wider Estate

An accelerated programme has been in place to bring on the design work and investigation into the wider estate including Stanley Cohen, Maisonette blocks and Cullum Welch. Reports for these blocks are also available on the main website. 

Specialist manufacturers and contractors have also been engaged with the remaining blocks. The next steps for the remaining blocks will be to start the structural surveys and roof inspections. 

We will be advertising for a new Resident Liaison Group for the wider blocks over the next two months, please see posters circulated on noticeboards for more details or view details on the website. 

Please visit the Golden Lane Windows project website for the latest news. 

We will continue to add to the Frequently Asked Questions (FAQ's) document on our website as well as show notes taken from the Resident Liaison Group.

If you have any further queries or comments these can be directed through the Communications Consultant Thorncliffe ‘Your Shout’

• Call us on 0800 955 1042.
• Visit Golden Lane Windows.
• Email us at Golden Lane Your Shout.
• Freepost RTXU-JGSR-KHLE (Golden Lane), Your Shout, 28 China Works, SE1 7SJ.

Great Arthur House Retrofitted Water Suppression Sprinklers Installation

The retrofit sprinkler project aims to install fire supressing sprinklers, and heat activated fire alarms inside all flats within Great Arthur House to protect residents in the unlikely event of a fire. 

Each flat's sprinkler heads an pipes will be independent from each other and having block-wide installation will enhance the overall building safety. 

Adjustment to Great Arthur House programme has been scheduled to merge the objectives of this project with the planned fire door and compartmentation project to create one fire safety package project.  We will keep you updated on further information. 

Please contact PPCR. if you have any questions relating to the Sprinklers project. 

Great Arthur House - Fire Safety

All residents of Great Arthur House will have received a letter with the latest updates on the fire safety works with the following information.

Important notice - Fire Safety Works - Fire Alarm - To maintain integrity of the fire alarm system and to prevent unnecessary activation:

• Do NOT paint or cover the detector.
• Do NOT tamper with the detector.

The detectors will require annual maintenance including inspections. Should there be a fault or if you have any queries or concerns, please contact the Estate Office on 020 7253 2556.

A reminder that smoking in communal areas is prohibited and that smoking within the flats, especially near the detector, may trigger the alarm. 

A functional fire alarm has been installed and set as a phase evacuation, where the fire alarm activates from the two floors above and one below will evacuate the building, and the remaining floors will receive an intermittent beep to standby.

Should any resident have questions about the alarm system, including the evacuation process, please contact the Estate Office.

Great Arthur House - Fire Door and Compartmentation

Fire compartmentation works and installation of Fire Doors to meet statutory requirements as laid out in Part B of the Buildings Regulations 2010.

This project is currently on hold as the scope of this project will be driven to a large extent by the works being undertaken on the sprinkler project. We are continuing to engage across both projects as we proceed.

The brief/scope of the Fire Compartmentation project will be developed further as the Sprinkler project progresses, and we will continue to keep you updated. Please keep an eye on the notice boards and Housing Major Works website for further updates on the Fire Compartmentation project.

Heating - Crescent House and Cullum Welch House

The installation of communal heating and hot water to residential properties.

The installation of the communal heating and hot water to residential properties will not be progressing in the immediate future. Properties will remain on individual heating systems for now.

Lighting, Signage and Accessible Routes

Upgrade of the existing communal external lighting provision to modern, energy-efficient fittings. 

This project has currently been paused but essential repairs should be reported via our repairs team. 

COLPAI

ISG are currently on-site undertaking construction works to deliver 66 new social homes and a new primary school. As a local authority, we are committed to smart, safe, and motivated working. During these difficult times, we must ensure that we operate 'Business Continuity'. This means having a robust plan in place in order to keep moving forward, contribute to the economy, keep our workforce mobilised and ensure we are in the best possible position to deliver for the local community.

We would like to assure you that the team on-site is working tirelessly to ensure the site operations go above and beyond the Government guidelines. All our contractors are aware of the standards they must uphold, and we revisit these daily at on-site briefings.

We would encourage everyone to opt-in to the digital newsletter by visiting our project website or emailing the COLPAI Project Team to ensure we are able to stay in touch should physical distributions become unsustainable.

KEY CONTACTS For site emergencies, please contact:

John Macleod, T: 07816 337 792

Pui Wong, T: 07866 988 932

For general enquiries, please email the COLPAI Project Team or call 0800 772 0475

Please visit our COLPAI monitoring data to view monthly monitoring data results. The monitoring data is also available on the site noticeboard.

You can view the progress with images from taken from site.  

Future Projects 

Fire Door Replacement Programme (All blocks excluding Great Arthur House) 

A programme of works to replace all front entrance doors within City of London Corporation Housing Managed residential blocks of flats, the replacement of any communal corridor fire doors and fire escape doors from flats with fire doors that give up to 60 minutes fire resistance (30 minutes as an absolute minimum where 60 minutes is not achievable).

Procurement for the Fire Door Replacement Project is underway at several other Estates. A measured survey for the doors to be replaced at Golden Lane Estate, will be scheduled in due course ahead of the formal design process required to satisfy heritage constraints. 

Current Projects

Window Replacement (Including redecorations) 

Window renewal and internal/external common parts, redecorations across multiple estates. 

The Holloway Estate windows application has been validated and has a determination date of 6 July 2023.  Two pilot flats have been installed at Whitby Court, flats 20 and 33.  Timber repair and redecoration works are being carried out across the estate. 

The Contractor has carried out a survey of all gas appliances and associated flues within each property to identify non-compliance with current Gas Regulations.  The Contractor has also carried out a visual inspection of the electrical installation to ascertain when the installation was last tested and inspected.  

These reports have been distributed to the residents for their records and action if any fault has been found. 

Under the terms of the lease, it is Leaseholders' responsibility to ensure that their internal electrics (wiring and consumer units) are compliant and up to date.  As such, we wrote to all residents (Tenants and Leaseholders) advising of the recommendations/fault findings from the electricians.  Leaseholders were advised as follows:  

• For leaseholders the extractor fans will be connected to an electrical isolation switch, and a temporary power supply will be used to certify that they have been installed, tested, and are working correctly. 
• Leaseholders will then be responsible for arranging their own competent electrician to connect to a permanent supply in the mains consumer unit.

The Contractors ware working in the meantime to ensure that the project continues to minimise the impact on the residents from both estates. 

Programme Update: 

• Window replacement at Whitby Court started week commencing Monday 26 June.  The Contractor started programming notification of access bookings from Monday 12 June. 
• Holloway Estate commenced once the application was validated on Thursday 6 July. 

Current Projects

Communal Heating / Cold Water Distribution System Replacement

The replacement of current heating system with modern facilities and a programme of control activities, repair and replacement works to water supply systems for which the City Corporation is responsible across Housing Revenue Account Estates. This includes communal hot/cold water storage tanks, communal pipework, individual hot/cold storage tanks and pipework in tenanted properties, hot/cold water tanks and pipework in estate offices.

Surveys are now being undertaken, and the subsequent in-flat installations will commence.  The plan is to prioritise the tower first, to make way for the sprinkler system installation, however, some installations will be undertaken on the square at the same time. 

If you have any queries, you can contact TSG or the Major Works Team.

Play Area Refurbishment - Middlesex Street Podium

Following issues after completion of the works with parents and children receiving static shocks off the new equipment, due to the different surfacing used, the area was treated to try and stop these. Staff have visited site since the treatment and no static has been experienced. However, we will continue to monitor this and if any residents or their children experience shocks, please report these to the estate office. 

A further adjustment to improve the accessibility of the large multi-play unit was carried out in late January 2023. 

Petticoat Tower Retrofitted Water Suppression Sprinklers Installation

The retrofit sprinklers project aims to install fire supressing sprinklers, and heat activated fire alarms inside all flats within Petticoat Tower, to protect residents in the unlikely event of a fire. 

Each flat's sprinkler heads and pipes will be independent from each other and having block-wide installation will enhance the overall building safety. 

We have now procured a specialist contractor and have in place a proposed new programme suitable for estate management.  A ‘Meet the Contractor’ event will be arranged soon, for further details to be shared with local stakeholders and residents.

Please contact PPCR. if you have any questions relating to the Sprinklers project. 

We have added an additional questions and answers information leaflet on the retrofit sprinklers, following our 26 April 2022 webinar.  

Petticoat Lane Market Project

The City Corporation and the London Borough of Tower Hamlets are working together to rejuvenate Petticoat Lane Market.

Construction works at the north section of Middlesex Street have now been completed and three new Petticoat Lane banners will be installed at the junction with Bishopsgate.  

The team continues to work on proposals for the central section of Middlesex Street, between Harrow Place and Gravel Lane with consultation proposed for August 2023. We will share the details on Give My View. Please email Policy and Projects Team If you would like more information or have any questions about the project.

Middlesex Street Area Enhancements - Artizan Street Landscaping Project

If you have questions regarding progress, please do not hesitate to contact the Project Manager at City Public Realm.

Outdoor Leisure Facilities

If you have questions regarding the progress of the outdoor leisure facilities, please do not hesitate to contact the Project Manager at City Public Realm. 

Future Projects 

Concrete Repairs

This project is on hold due to expenditure review. The design, specification and estimate costings have been completed. 

Current Projects

Window replacement including Redecorations (Sumner Buildings, Stopher House and Pakeman House)

Window renewal and internal/external common parts redecorations across multiple estates. 

Window measurement surveys at Sumner started from Tuesday 30 May. Appointments to access the properties are being booked by the Resident Liaison Officer (RLO).

Residents at Pakeman House will be notified soon about the dates for the window measurement surveys.  Meanwhile redecoration works at Pakeman House are progressing well.  Painting is completed on all areas with no lead paint. 

The scaffolding on Sumner Buildings was completed on Tuesday 30 May 2023. 

Our contractors Structural Renovations will carry out brick work repairs to the front and rear elevations of 1 - 50 Sumner Buildings.   Works started on Monday 19 June and they anticipate being on site for two to three weeks. 

Designers are working on the new planning application, target date to submit the application was on the 26 June 2023. 

Your dedicated RLO is Tony Murray,  who will be happy to assist with any queries relating to the works. A Frequently Asked Questions sheet (FAQ) is available on request. 

If you have any further queries in the meantime, you can contact the Major Works Team. 

Concrete Testing and Repair

A concrete testing contract was procured to assess the current condition of the pre-cast concrete elements on the Southwark Estate blocks and to make any repair recommendations. A concrete repair contract will follow to remedy the defects noted. 

Concrete Repairs at Southwark Estate have been postponed and will not commence until the window project renewal is completed. Concrete repairs start date Spring 2024. The concrete repairs are to be monitored for any deterioration. Section 20 stage one issue date is spring 2023. 

Fire Door Replacement Programme (all blocks excluding Horace Jones House)

A programme of works to replace all front entrance doors within the City Corporation Housing managed residential blocks of flats, the replacement of any communal corridor fire doors and fire escape doors from flats with fire doors that give up to 60 minutes fire resistance (30 minutes as an absolute minimum where 60 minutes is not achievable).

The budget has now been set up, and the order for the installation of the doors have been sent to Gerda who have been contracted to install the doors. 

The fire doors will be installed on the following estates, Sumner Buildings, Dron House and William Blake.  The order in which estates are to be worked in, is currently being discussed. 

Following site set up Gerda will start to contact residents for an appointment to be made for the door replacement. 

Current Projects

Windows Programme (including redecorations)

Window renewal and internal/external common parts redecorations across multiple estates. 

Project Progress: 

• Window replacement at Lammas Green Cottages no. 13,17,20,23,25,28,29,31, & 32 were completed on 19 May 2023. 
• Mastic completed to windows and frames. 
• Snagging to windows ongoing - Repairs to be were completed by the beginning of June.
• Otto Close: Double glazed windows have been manufactured and will be delivered to site in several batches.  First batch includes the following properties: 17,18,19,20,29 & 30 Otto Close.  Second batch will follow subsequently and we will be in further contact to confirm the date you can expect to see them. 

Remedial Works: 

• Filler to external timber frame of windows - 85% completed. 
• Remaining works to internal window - 40% completed. 

NB: Access to houses is upon availability, ETEC have developed a mini-programme as agreed with residents. 

Note: Secondary glazing disclaimer agreements have been sent out to residents and leaseholders.  Please return your signed copies to the office to avoid any delays on your property.  Thanks to all residents that have returned their copies.

Upcoming Works: 

ETEC will issue advance notice of upcoming works. 

Please note that ETEC have moved offices and have relocated to 46-51 Lammas Green basements. 

Programme Update:

Otto Close Window Installation Phasing: 

Project Update:

A Non-Material Amendment (NMA) to the Planning Application was submitted to Lewisham Planning Authority on Wednesday, 15 March 2023.  Unfortunately, officers are now insisting that because the NMA application involves some new external wall vents, the proposed ventilation needs to be subject to a separate full planning application.  However, officers have agreed to alter the current NMA application to just include the windows element (non vents) but are requesting that the drawings are revised so that all external wall fans are removed from the drawings.  Lewisham Council has confirmed that the NMA  Decision (approval) for the windows will be issued on receipt of the revised drawings so the installation of the new windows can proceed as planned. 

We will therefore need to submit a separate planning application for the vents.  We have asked the Case Officer at Lewisham Council to fast-track the ventilation application once submitted, given the lengthy delays we have experienced and given that the window installation started pm 26 June. Lewisham Council will need to undertake a 21-day consultation on the application, so we will still be looking at July at the earliest for any decision on the ventilation.

If you have any further queries in the meantime, you can contact the Major Works Team.  

Future Projects

Fire Door Replacement Programme

A programme of works to replace all front entrance doors within the City Corporation Housing managed residential blocks of flats, the replacement of any communal corridor fire doors and fire escape doors from flats with fire doors that give up to 60 minutes fire resistance (30 minutes as an absolute minimum where 60 minutes is not achievable).

Procurement for the Fire Door Replacement Project is underway at several other Estates. A measured survey for the doors to be replaced at the Sydenham Hill Estate will be scheduled for later in the year.

Future Projects

Windows Programme (including redecorations) 

Window renewal and internal/external common parts redecorations across multiple estates. 

Officers have drafted new cost estimates and the new brief to re-appoint consultants (design team) to undertake the planning applications and draw up new specifications to tender for the works is nearing completion.  A new committee report is currently being drafted, seeking approval for new budgets. 

Subject to committee approval we will then be undertaking any statutory leaseholder consultations prior to procuring the design team to carry out the planning applications and draw up the new tender specifications for the works.  Following the appointment of the design team the first stage will be to undertake the planning application process.  Subject to planning approvals we will then be undertaking the statutory leaseholder consultations ahead of tendering for the works. 

Officers are currently drafting an outline programme of key dates and we will be writing to residents to provide updates.  letters are expected to go out towards the end of June 2023. 

Once the design team are appointed, we will also be drawing up a more detailed programme of key dates, and residents will be notified of these in future updates. 

Fire Door Replacement Programme 

A programme of works programme of works t o replace all front entrance doors within the City Corporation Housing managed residential blocks of flats, the replacement of any communal corridor fire doors and fire escape doors from flats with fire doors that give up to 60 minutes fire resistance (30 minutes as an absolute minimum where 60 minutes is not achievable). 

The budget has now been set up, and the order for the installation of the doors have been sent to Gerda who have been contracted to install the doors.

The fire doors will be installed on the following estates, William Blake, Dron House and Sumner Buildings. the order in which estates are to be worked in, is currently being discussed.

Following site set up Gerda will start to contact residents for an appointment to be made for the door replacement.

Future Projects

Windows Programme (Including redecorations) 

Window renewal and internal/external common parts redecorations across multiple estates. 

• All scaffolding is now complete, and the hoist is up and running.
• Landscaping:  all gardening in the inner circle has been completed. 
• Redecorations: external painting will commence as of next week by Pembroke and Bull. 
• Window removal: 74 windows spread across 10 properties in total. 
• New window installations: 74 windows spread across 10 properties in total. 
• Making good to the internal and external reveals ongoing. 
• Dormer window trial was carried out on the week commencing 19 June 2023.

Properties completed are numbers 1,2,4,5,6,8,9,10,11, and 13.

We are in the process of completing a further 13 windows while working in properties 14 and 16 which would complete nearly the first and ground floor of block A. 

Unfortunately, we have had to extend the projected two days in most properties as the scope of works being carried out by the handy man is far greater than anticipated, however, so far, all residents are happy with an extension of time to get the work done property. 

Your Resident Liaison Officer (RLO), Matthew Jonas, will be in contact to arrange a date and prepare you and your home for your window installation. 

Practical Completion date should be extended to 25 September 2023 due to asbestos and lead paint removals.

If you have any further queries in the meantime, you can contact the Major Works Team.

Fire Door Replacement Programme

A programme of works to replace all front entrance doors within the City Corporation Housing managed residential blocks of flats, the replacement of any communal corridor fire doors and fire escape doors from flats with fire doors that give up to 60 minutes fire resistance (30 minutes as an absolute minimum where 60 minutes is not achievable). 

Procurement for the Fire Door Replacement Project is underway at several other Estates. A measured survey for the doors to be replaced at Windsor House will be scheduled for later in the year.

Current Projects

Communal Heating

Replacement Heating System for three larger blocks on York Way Estate. 

The in-flat installation works have now been completed, next to be completed are the building works and decorating.  

Any further queries regarding the heating works, please contact TSG or visit the site office located outside of Kinefold House. 

Fire Doors 

A Programme of works to replace all front entrance doors within the City Corporation Housing managed residential blocks of flats, the replacement of any communal corridor fire doors and fire escape doors from flats with fire doors that give up to 60 minutes fire resistance (30 minutes as an absolute minimum where 60 minutes is not achievable).

Additional doors are now scheduled to be installed in the garage area, these are currently being fabricated and will be installed soon.  

Corridor Lighting and Redecoration of Internal Common Spaces

Project Briefing document completed and awaiting approval from Housing Programme Board. 

New Development of 91 Homes

The City Corporation has entered into a construction contract with Higgins PLC to develop 91 new homes at the York Way Estate, alongside new landscaping and play spaces, a new Community Centre and a new Estate Office. 

A Landscape Architect has been appointed for approval. BIM Information Manager appointment required.

A Construction Liaison Group meeting was held on the 6 April 2023, the next meeting will be held in September 2023. There will be another Hoarding Art Workshop in August 2023.

A spade in the Ground event was held on the 7 June 2023 where City Corporation Members and Islington Councillors and Officers attended.

Site Progress

Piling works on Block A (see plan under Supporting Information below) were postponed due to additional gas main diversion that was required by UKPN and drainage service. This has now been completed.

Block B - piling works were also postponed due to the same works required by UKPN and drainage service. The sprinkler diversion in Block B is ongoing, delayed works are due to a bespoke part requirement. Tree removal I required for haul road.

Block C - diversions and demolition works are complete, reduced level dig for piling mat is underway, drainage diversions are also complete, and the pedestrian path has been reinstated.

Block D – Drainage diversion design has been completed. Pile mat laying is underway.

Higgins’ Senior Resident Liaison Officer, Joan Borzak and local Resident Liaison Officer, Ruzi Bibi Hussain, are located on site in the new Resident Liaison Office, south of Shepherd's House. There is also a respite room for residents to use, when building works are in progress.

If you have any concerns or questions about the development, please contact the Resident Liaison Team in the Estate Office, Monday to Friday or email them at York Way-Higgins or call Joan Borzak on 07793 902 544 or Ruzi Bibi Hussain on 07773 540 602.

Please continue to check the York Way Estate website for updates and if you would like to get in touch, please email the York Way Estate Team or call Freephone 0800 772 0475.

Future Projects

Ventilation

Looking at the options for upgrade/replacement of the existing ventilation system. 

If residents have any issues with regard to the ventilation within their homes, these should continue to be reported through the repair system. The ventilation issue is to be considered as a future project, subject to need, and the necessary approvals being granted. 

Play Area Refurbishment

To update equipment within the play area.

This project is on hold as future play facilities are to be considered as part of the redevelopment works at York Way estate.